Building Management

/Automation System

EE5118 Jagath Wickramasekara

Why BAS ( BMS)…?
• Early days buildings were very simple with few facilities and services
• With time many services were introduced & crowded
• Now-a-days buildings are very complex with many services and higher
occupancy ( high consumptions of energy)
• Central Monitoring and controlling needed
Terminology….
 The following terms are used interchangeably and refer to the same thing:
o Building Automation System (BAS)
o Building Management System (BMS)
o Building Control System (BCS)
o Building Energy Management System (BEMS)
o Facility Management System (FMS)

 IBMS usually refers to “Intelligent Building Management System” or “Integrated Building

Management System” and refers to a system where BAS, Fire, Security ( CCTV , ACS )
and sometimes other systems are integrated into a common system

 Maintenance Management System (MMS) or Computerized Maintenance Management

System (CMMS) is a different type of system focused on the issuing and management of
work orders
 A Building Automation System:
 Connects to various mechanical and electrical equipment in the building
 Automates some control strategies such as automatically turning equipment
on / off according to a time schedule
 Allows an operator sitting at a computer to view key information about the
building  “ “
 Allows an operator sitting at a computer to control some of the equipment in
the building  “ “
 Maintains an audit trail of what happened and when it happened
 Maintains historical data for selected information (i.e. room temperature)
 Alerts the operator when readings fall outside of normal range (i.e. breaker
trips, temperature too warm, etc.)
Benefits of a Building Automation System
Improved indoor environment quality
• Comfortable living and working environment
• Better temperature and humidity control
• Good air quality
• Energy Savings (automatic control strategies )
Faster response to ..
• Occupant needs
Individual Switches for each electrical
• End-user complaints equipment
• Trouble conditions
Maintenance Savings.
• Efficient control gives less wear and strain of mechanical equipment.
• Provides longer life
• Runtime monitoring alerts timely maintenance of equipment
• Avoids expensive failures
• Allows an operator sitting at a computer to view key information about the
building  Improve building operations (understand what is going on in the
building)
Energy Savings
• Eliminates unnecessary system operation.
• Accurate energy usage information
• Helps you to take steps to reduce energy consumption like.
• Optimum-Start
• Night-Purging
• Time-Scheduling
Consolidated facility control.
• One point centralized operation
• Simpler operation
• Reduces time and resources
Reduced operator training
• On-screen instructions
• User-friendly graphic displays
• Simpler operation programmed for routine and repetitive operation
Improved management reporting
• Provides valuable real-time data
• Creates reports, charts...
• Critical information immediately sent to printers, emailed or sent via SMS

Timely and effective control

• Alerts your employees when your facility is not operating correctly
• Reduce troubleshooting and down time.
• Remote access connectivity without site visits.

• Performance Benchmarking
• Facilitates the overall system performance measurement
• Comparison with set benchmarks
New Trend In BAS
• Having More wireless Technologies
• Use of IOT
• Application related developments – Big Data , Open Database ,
Machine leaning , Digital Twin technologies
• Openness in Source Code
Model Building as a system
Human Comfort

Green Building

• Not required
• Pollution
Resources: Material
• Carbon Emission
Water
Smart Building • Waste
Energy
Land • Required
• Products and
Outcomes

Intelligent Building
 What is a Building Automation System..?
A building management system (BMS) or a (more recent terminology) building
automation system (BAS) is a computer-based control system installed in
buildings that controls and monitors the building's mechanical and electrical
equipment such as Air Conditioning , Heating Cooling, ventilation, lighting,
power systems, fire systems, and security systems and more….

The objectives
• Improved occupant comfort,
• Efficient operation of building systems,
• Reduction in energy consumption and operating
costs,
• Improved life cycle of utilities,
 Building Automation System Architecture
Management Level

& Servers
Communication
Automation Level

Or Gateways/ routers

Communication

Communication
Field Level
(Modern) Technologies ..?
• The automobile, electricity service, and television all were disruptive
technologies in their own times.

• Recent disruptive technology examples include e-commerce, online

news sites, ride-sharing apps, and GPS systems , ( Automation )
Controlling
Your Controller Plant Output
Choice
Controlling & Monitoring / Automation

25 °C
Monitoring
Sustainability through Automation

Built Environment Automation Sustainability

Energy Efficiency
Controlling Y
Building Services X
(MEP)
Monitoring
Reducing
Z
Wastage
Little Bit About Control Theory ….. 
• Open Loop Control
Controlling • Closed Loop Control
Disturbances

Disturbances
Feedback Controller

Error = SetPont – Controller Variable  e = STP- Pv

Because of above precision of sensor is very important
Error – e determines Pv is too high or low
Control signal is proportional to error
Feedback System
Benefit of Feedback Control
• Ease of Adjustment
• Reduction in External disturbances
• Reduction of Steady State errors
• Decrease in the sensitivity of the variations in the parameters of the process ( due to wear aging )
Disadvantages
Instability ( overcorrection of process inputs and delay in component dynamics)
Always try open loop first , then try Closed Loop
Controllers/ Control Concepts
• Two Positions – 2P
• Floating Control – 3P
• Proportional -P

Modulating
• Proportional plus Integral -PI

Control
• Proportional Plus integral plus Derivatives -PID
• Artificial intelligent -AI
 Energy Efficiency

Use of Energy Efficient Equipment Use of Energy Efficient

Equipment in efficient manner
D:\Lecturs\Green Building Council\Presentations BMS
Energy Consumption of a Building
What equipment do consume energy in HVAC…?

• Chillers
• Chilled ( Primary , secondary) water Pumps/ Condenser water pumps
• Cooling Tower
• AHUs/ FCU/VAV/CAV
Air Side Control Strategies & Water side control Strategies
Factors influence Thermal Comfort
• Air Temperature
• Air Velocity
• RH
• Radiant Environment
• Clothing & Activity Level

HVAC system maintains,

• Temperature
• Humidity
• Air Distribution
• Indoor Air Quality
To ensure the comfortable and healthy environment

Thermal comfort and minimum health requirement must be achieved by the basic controls
of AC system, while the optimal control of the systems aims at providing satisfied thermal
comfort and indoor air quality with minimum energy input
BMS Architecture…..
A BMS architecture typically has three levels:
• Field level,
• System level,
• Management level
Field level refers to application specific controllers, such as
terminal devices including fan coil units, and variable air
volume boxes and control peripherals, such as sensors and
valve or damper actuators.

System level also called the automation level, is associated

with controllers serving the main plant such as the air
handling units, chillers and boiler control.

Management level comprises the BMS server and the

operator workstation, also known as the head end or
building dashboard. The management level of control
allows the management and monitoring of the control
system from a single point.

Enterprise level. This sits above the other levels usually

within a corporate network to provide data analysis such
as asset management.
 Management Level

& Servers
Communication
Automation Level

Or Gateways/ routers

Communication

Communication
Field Level
Field Level

• Sensor (www.dwyer-inst.com , www.Kele.com)

• Actuators

• FCU Controller

• VAV Box Controller

Sensor
• Sophistication in the computing and software functions cannot compensate for
inaccurate information. ( By poor quality , wrong mounting)
• There are 3 elements
• Sensing element – a component that undergoes measurable change ( V,I or R)
• Transducer – an active signal that produces an electrical signal which is a function of the
change in the sensing element.
• Transmitter – Standardized function of the change.
• In Practice Transducer and Transmitter combined. Also do remove noise , averaging over
time, linearization.
• Some time sensing element directly connect to the Controller then Signal conditioning
take place in the Controller.
• Sensor Types
• Status Sensor Provides binary outputs ( whether signal is above the threshold or not)
• Analogue Sensor Not discrete signal
• Sensor Controller – Thermostats
Sensors…
• Analogue sensors – 2 type
• Passive Sensor – No transducer available , no external power needed
• Active Sensor – signal conditioning is incorporated in the sensor , external power needed

• Standard Electrical Signals

• 4 – 20 mA – Current Signal ( 0 ~ 20 mA)
• 0 – 10 Vdc – Voltage Signal ( 0 ~5 Vdc)
• Voltage Free Contact ( NO or NC)
• Pulses
• Via High Level interfacing
• Additional Data Processing – calibration, compensation, calculation – Eg -Enthalpy
 Active Analogue Sensor
Sensors…. Thermal well
Passive Analogue Sensor

Stats Sensor
Technical Specifications of Sensors…
• Range – operation Range
• Sensitivity – how much will the input variable must change to produce an output
• Linearity – if not linear , signal conditioning needed
• Resolution - the ability of a sensor to see small differences in readings
• Drift - This is the low frequency change in a sensor with time
• Stability - another way of stating drift. That is, with a given input you always get the same
output
• Repeatability - This is the ability of a sensor to repeat a measurement when put back in
the same environment.
• Hysteresis - A linear up and down input to a sensor, results in an output that lags the input
• Response Time - The time constant of any sensor is defined as the time required for that
sensor to respond to 63.2 of it.
• Accuracy - is the degree of closeness of measurements of a quantity to that quantity's
actual (true) value.
• Precision - also called reproducibility or repeatability, is the degree to which repeated
measurements under unchanged conditions show the same results
Input Units and Signal Conversion
• Input & Output interface provide link to
the Microprocessor ( No direct Link)
• Analogues signals to be converted to Bits
and Bytes
• A/D conversion and Sampling
• Sampling frequency twice higher than signal
frequency ( Shannon’s sampling theory)
• In Practices 10 times higher
• A/D conversion accuracy
Sampling…..
One of the most important functions of any building automation system is the
collection of continuous measurement data, at regular time intervals from large
numbers of individual measurement sensors, and ‘binary’ state data from
detectors such as smoke alarms.
8 Bit A/D Conversion Vs 16 Bits A/D Conversion
Solution….
80 C 10 Vdc

-20 C 0 Vdc
0 255
8 Bit A/D Converter
• Accuracy: The claimed accuracy for a sensor does not guarantee that the
same accuracy will be achieved at the controller or BMS supervisor, or that it
will be maintained over the operating life of the sensor. The accuracy of the
overall measurement system depends on many factors including:
accuracy of the sensing element, sensitivity of sensor element, insensitivity of
sensor element to interacting variables, stability, hysteresis, mounting, signal
conditioning, and A/D conversion.

Sensor Range A/D Measuring Range

Sensors
Sensors Used in BMS
• Analogue signal sensors
• Temperature sensor / type
• Pressure sensor /type
• Humidity sensor / type
• CO2 sensor
• Flow sensor / type
• Other sensor ( vibration , air speed, CO ,VOC, level )
• Digital signal sensors
• Switches
• Status detection
• Detection sensor

• Pulse Generator & Metering

• meters
Analogue Sensor
“Analogue sensors produce continuous output signals ( eg voltage) which is usually
proportional to the amount measured. Physical quantities such as speed, pressure,
temperature, pressure, strain and displacement are all analogue quantities.”

V = IR
Q = CV
Digital Switches (Sensors)
“signal that is a representation of a sequence of discrete values”
Temperature Measuring
• Bimetal
• Rod and Tube
• Sealed Baloon
• Remote Bulb
• Thermistor
• Resistance Temperature Detector – RTD
• Thermocouple

Bimetal – for Both ON/OFF and Proportional controlling

Less expensive , accuracy will drift over time

Rod & Tube – Metal Rod and Tube combination – immersion type temp sensor

Sealed Bellows / Remote Bulb– a balloon filled with gas , vapor – old thermostats
 NTC – Type Sensor / PTC – Type Sensor /RTD

Thermistor
• A thermistor is a type of resistor whose resistance varies
significantly with temperature
• Use Ceramic , Polymer
• Mostly Nonlinear
• Large response for small change
• Low cost
• Good for a limited range
Resistance Temperature Detector – RTD
• Metal
• Platinum, Nickel, Copper , ect
• Platinum liner 0 ~ 300 F 0.3% - Tolerance
• Some time Integrated to a Circuit to produce 0~10 Vdc , 4 ~ 20 mA
• PT1000- has a resistance of 1000 ohms at 0 °C.

Pt 1000 temp Characteristic curve

• Excellent accuracy over a wide temperature range (from -200 to
+850 °C.
Thermocouple
• A thermocouple is a temperature-measuring device consisting of two dissimilar
conductors that contact each other at one or more spots
• Suitable for High Temperature applications
Biggest Problems of the sensors are the Errors
Sources of error of Sensors
• Interchangeability: the “closeness of agreement”
• Insulation Resistance: Error caused by the inability to measure the actual resistance
of element.
• Stability: Ability to maintain R vs T over time as a result of thermal exposure.
• Repeatability: Ability to maintain R vs T under the same conditions after
experiencing thermal cycling throughout a specified temperature range.
• Hysteresis: Change in the characteristics of the materials from which the sensor is
built due to exposures to varying temperatures.
• Self Heating: Error produced by the heating of the sensor element due to the power
applied.
• Time Response: Errors are produced during temperature transients because the
sensor cannot respond to changes fast enough.
• Thermal EMF: Thermal EMF errors are produced by the EMF adding to or subtracting
from the applied sensing voltage, primarily in DC systems.
Type Of Temperature sensor
1. Room sensors for wall mounting

2. Room sensors for flush mounting

3. Duct sensors

4. Immersion sensors

5. Strap-on sensors

6. Outside sensors

7. Cable sensors
Parameters of Temperature Sensors
Measuring the R in DDC
Two Wires
𝑉𝑉𝑖𝑖 − 2𝑉𝑉0
𝑅𝑅𝑥𝑥 = 𝑅𝑅
𝑉𝑉𝑖𝑖 + 2𝑉𝑉0

𝑅𝑅= R1, R2, R3

Rx = RRTD + 2RL

Three wires

Four Wire

Four Wire - Kelvin Connection – for

laboratory usage mostly
Time Constant
• The Thermal Time Constant is a measurement of the time required for the
sensor to respond to a change in the ambient temperature. The technical
definition of Thermal Time Constant is, "The time required for a sensor to
change 63.2% of the total difference between its initial and final body
temperature when subjected to a step function change in temperature, under
zero power conditions".
Temperature Sensors
Sensor Type Primary Use Advantages Disadvantages
RTD General Purpose, Air, Water, Steam Very Accurate, Interchangeable, Relatively Expensive , not
Stable very sensitive

Thermistor High Sensitivity Applications, Chilled Large Change in Resistance for a Nonlinear, Fragile, Self-
water metering small change in Temperature - heating
Sensitivity
Thermocouple High Temperature Applications Boiler , Inexpensive , Self-powered, Low – Voltage output,
Stack gas Rugged not very sensitive
Humidity Sensor
• Thin-film polymers sensor
• Chilled mirror sensor
• Relative humidity / Dew point
• Hygroscopic Element is used , mechanical operation
• A humistor is a type of variable resistor whose resistance varies based on
humidity.
• An Active Sensor
Humidity Sensor

Chilled mirror sensor

Humidity Sensors
Sensor Type Primary Use Advantages Disadvantages
Thin Film Polymer Relative humidity Inexpensive contamination
Chilled Mirror Dew point Precise Periodic Cleaning,
Temperature measurement expensive
Pressure Sensor
• Absolute pressure sensor: measures the pressure relative to perfect vacuum.
• Gauge pressure sensor: measures the pressure relative to atmospheric
pressure.
• Vacuum pressure sensor: Vacuum pressure sensors measure pressure that is
less than 0 PSI.
• Differential pressure sensor: measures the difference between two pressures
points.
• Sealed pressure sensor: Measures the pressure relative to some fixed
Pressure Sensors
Pressure Sensors
• Capacitive

• Strain Gauge

• Inductive Transducers
Pressure Sensor
• Piezoelectric

• Potentiometric
Pressure Sensors
Sensor Type Primary Use Advantages Disadvantages
Capacitive Low Pressure Air, Duct Static, Inexpensive Signal Conditioning is
Filter DP complex, low output

Inductive Low Pressure Air, fume hood Rugged Construction Expensive ,

DP temperature
compensation may be
difficult
Strain Gauge High Pressure , Chilled water Linear Output Low Output Signal
, Steam
Piezoelectric Fluctuating pressure , sound, Wider Pressure range Calibration problem
mechanical vibration

Potentiometric General Purpose Inexpensive , High Low accuracy , large

output size, wear and tear
Flow measurements ( Air & Liquid )
Flow Measuring is mostly done through Pressure Measuring but not always

Air Velocity (fpm) = 4005 Air Velocity pressure

Total Pressure = Static Pressure + Velocity Pressure

Flow Sensor/meters
• Pitot Tubes

Venturi Flow meter

• Turbines
Annubar
Flow Sensor/meters
• Vortex
Flow Sensor/meters
• Orifice Plate

• Hot Wire Anemometers

Electromagnetic Flow Meters
use a magnetic field applied to the metering tube, which results in a potential difference
proportional to the flow velocity perpendicular to the flux lines
The potential difference is sensed by electrodes aligned perpendicular to the flow and the
applied magnetic field.
https://www.youtube.com/watch?v=f949gpKdCI4
Ultrasonic Flow meters
• There are two main types of Ultrasonic flow meters: Doppler and transit time.
• by averaging the difference in measured transit time between the pulses of
ultrasound propagating into and against the direction of the flow
• by measuring the frequency shift from the Doppler effect

• https://www.youtube.com/watch?v=Bx2RnrfLkQg
Transit Time Vs Doppler
Flow meters
Sensor Type Primary Use Advantages Disadvantages
Pitot Tube Air Inexpensive clogging
Orifice Plate Water , Steam Inexpensive, many pipe Can erode, accuracy
size depend on diameter

Venturi Tubes Water, Air Lowest Head loss of Large in size more costly
insertion type
Hot Wire Air Measure mass flow, not fragile
contaminated
Turbine Steam, Water Good turndown ration Wear , can damage

Vortex Shedding Water accurate Complicated signal

conditioning
Ultrasonic Water nonintrusive Most expensive
End